Freestanding Medical Office
For Sale
Contact for pricing
3944 W Flagler St, Coral Gables, FL 33134
Existing dental-office configuration can be redesigned for medical or professional office use.
Property Size1,600 SF
Price / SF$909.09
Days on Market48
Property Features for 3944 W Flagler St
General Information
Standard status
Active
Size
1,600 SF
Property subtype
RETAIL
Building Details
Buildings
1
Building Size
1,600 SF
Listing Agency:
Fausto Commercial Realty
(305) 961-1179
Listed By:
Ashleen Cruz · License #3555022
(305) 794-1945
Source:
Moodyscre
Added: Jul 17
Changed: Aug 30
Last Checked: Sep 1 at 8:13PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Fausto Commercial Realty
Investment Insights
Based on property information with market context.
This freestanding medical office property is currently configured as a dentist’s office and includes on-site parking. The layout can be redesigned for other professional applications, including medical, laboratory, research, or general office use.
The property is located at 3944 W Flagler St and is offered for sale.
The property is located at 3944 W Flagler St and is offered for sale.
Key Highlights
- Freestanding medical office property
- Currently configured as a dentist’s office
- On‑site parking included
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$43,733
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
2.92%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$874,660
$874.7K
Cap Rate 7%
$624,757
$624.8K
Cap Rate 9%
$485,922
$485.9K
Market Conditions
NOI Build-Up for 1,650 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$75.2K $45.60/SF
− Vacancy
−$16.9K −$10.26/SF
EGI
$58.3K $35.34/SF
− OpEx
−$14.6K −$8.84/SF
NOI
$43.7K $26.51/SF
Area
Miami-Dade County, FL
Vacancy
22.50%
Lease Rate
$45.60 /SF/Yr
Expense Ratio
25.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$874,660
Cap Rate 7%
$624,757
Cap Rate 9%
$485,922
Alternative Uses
Best Use
Office B
$624.8K
$546.7K – $728.9K
NOI $43,733 @ 7.0% cap · market cap 2.92%
Second Best
Healthcare Medical
$310.6K
$271.8K – $362.3K
NOI $21,740 @ 7.0% cap · market cap 1.45%
Theoretical Best
Office A
$837.1K
$732.5K – $976.6K
NOI $58,598 @ 7.0% cap · market cap 3.91%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
3,065
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 33134, FL
38,739
Population
18,136
Households
2.1
Avg Household Size
46
Median Age
54%
College-Educated
91%
High-School Grad
5.2 sq mi
ZIP Area
7,450
Density / Sq Mi
$92,009
Median Household Income
$56,392
Median Earnings
$1,818
Median Rent
$660,200
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
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Frequently Asked Questions
What type of property is this?
Medical Office Space - Existing dental-office configuration can be redesigned for medical or professional office use.
Where is this medical office space located?
The property is located at 3944 W Flagler St Coral Gables, FL.
What is the asking price?
The asking price for this property is $1,500,000.
What are key features of this property?
This property features: Freestanding medical office property; Currently configured as a dentist’s office; On‑site parking included
